Comparative Review of Top Property Management Software
By Amanda Reyes | Published: 2025-03-05 | Category: Manage Property
About Manage Property
Property management software provides tools for landlords and real estate professionals to manage leasing, accounting, maintenance, and communication tasks efficiently. It aims to centralize operations, automate workflows, and improve tenant relations for residential and commercial properties.
Scoring Criteria
- → Ease of Use
- → Core Features
- → Advanced Features
- → Pricing & Value
- → Customer Support
- → Integrations
The Best Manage Property
#10
Innago
By Innago
Free property management software offering core features for independent landlords, monetizing through optional paid services.
Platforms & Use Cases
Platforms: Web, iOS, Android
Best For: Independent Landlords, Small Residential Portfolios
Key Features
- ✓Free Platform: Core software features are free for landlords. (Free)
- ✓Online Rent Collection: Free ACH payments, optional tenant-paid card payments. (Free (ACH))
- ✓Tenant Management: Online applications, tenant screening (tenant-paid), communication tools, e-signing leases. (Free (Screening fees apply))
- ✓Maintenance Tracking: Tenants can submit requests online with photos/videos. (Free)
- ✓Basic Financial Tracking: Track income and expenses, generate basic reports. (Free)
Scorecard (Overall: 7.2 / 10.0)
Pricing
Free
Contact Vendor
- Unlimited properties/units
- Online rent collection (ACH)
- Tenant screening (applicant pays)
- Online leasing & e-sign
- Maintenance management
- Expense tracking
- Tenant communication portal
- Mobile apps
Limitations: Landlord pays for optional screening packages, Credit card fees paid by tenant, Accounting is basic
Pros
- + Completely free core platform
- + Excellent ease of use
- + Includes mobile apps
- + Good customer support reputation
- + Covers essential landlord tasks well
Cons
- - Accounting features are limited
- - Not suitable for complex or large portfolios
- - Fewer integrations than paid platforms
- - Monetization via tenant fees or optional landlord services
Verdict
"A top contender in the free software space, offering a surprisingly robust set of essential tools with great usability for independent landlords."
#9
Hemlane
By Hemlane, Inc.
Property management platform combining software with optional local agent support for leasing and maintenance coordination.
Platforms & Use Cases
Platforms: Web
Best For: Remote Landlords, Small to Mid-Size Portfolios, Owners needing on-the-ground support
Key Features
- ✓Online Leasing Tools: Listing syndication, applicant tracking, screening, online leases. (Included)
- ✓Rent Collection & Financials: Automated rent collection, expense tracking, basic financial reporting. (Included)
- ✓Maintenance Coordination: Track requests online, 24/7 repair coordination service available. (Included (Coordination optional extra))
- ✓Local Agent Network: Option to connect with local agents for showings, inspections, repairs. (Add-on Service)
- ✓Tenant & Owner Communication: Centralized messaging and document storage. (Included)
Scorecard (Overall: 7.0 / 10.0)
Pricing
Basic
$30.00 / Monthly (Base fee + per unit)
- Core software platform
- Financial tracking
- Rent collection
- Maintenance tracking
- Tenant screening
Limitations: Per unit fee applies, No agent network access
Essential
$40.00 / Monthly (Base fee + per unit)
- All Basic features
- 24/7 emergency support line
- Repair coordination service
Limitations: Per unit fee applies
Complete
$108.00 / Monthly (Base fee + per unit)
- All Essential features
- Access to local agent network for leasing/management tasks
- Annual inspections coordination
Limitations: Higher cost, Agent fees are separate
Pros
- + Unique blend of software and optional service
- + Great for remote landlords
- + Streamlined maintenance coordination option
- + Clean interface
Cons
- - Pricing model can be confusing (base + per unit)
- - Core software features less robust than some competitors
- - Agent network costs extra
- - No dedicated mobile app
Verdict
"A unique solution for landlords who want software tools but also need access to local, on-demand support for specific tasks like showings or repairs."
#8
TurboTenant
By TurboTenant
Free landlord software focused on marketing, screening, and rent collection for independent landlords.
Platforms & Use Cases
Platforms: Web
Best For: Independent Landlords, Small Portfolio Management
Key Features
- ✓Free Core Platform: Core features like listing, screening (tenant-paid), applications, and rent collection are free for landlords. (Free)
- ✓Rental Advertising: Syndicates listings to multiple major rental sites. (Free)
- ✓Online Applications & Screening: Manage applications and initiate tenant screening (paid by applicant). (Free (Applicant pays screening))
- ✓Rent Collection: ACH rent payments are free; credit card payments have fees. (Free (ACH))
- ✓State-Specific Leases: Option to generate state-specific lease agreements. (Optional Add-on)
Scorecard (Overall: 7.0 / 10.0)
Pricing
Free
Contact Vendor
- Unlimited properties
- Rental advertising
- Lead management
- Applications & screening (applicant pays)
- Free ACH rent collection
- Expense tracking
- Maintenance requests
Limitations: Landlord pays for optional services, Limited accounting features, No dedicated mobile app
Premium
$9.92 / Monthly (Billed Annually)
- All Free features
- Faster rent payouts
- State-specific lease agreements
- eSignatures
- Rent reporting
- Income insights
Limitations: Still lacks full accounting suite
Pros
- + Core platform is genuinely free for landlords
- + Excellent for marketing vacancies
- + Very easy to use
- + Good tenant screening process (applicant pays)
Cons
- - Limited accounting capabilities
- - Lacks features for larger or complex portfolios
- - No dedicated mobile app
- - Customer support primarily email-based
Verdict
"An outstanding choice for independent landlords prioritizing free tools for core tasks like listing, screening, and rent collection."
#7
Propertyware
By RealPage Company
A customizable platform focused on single-family residential property management.
Platforms & Use Cases
Platforms: Web, iOS, Android
Best For: Single-Family Residential Management, Small Multifamily
Key Features
- ✓Marketing & Leasing: Listing syndication, lead tracking, tenant screening, online leasing. (Included)
- ✓Accounting Engine: Robust accounting tailored for property management needs. (Included)
- ✓Maintenance Coordination: Manage work orders, vendors, and communication. (Included)
- ✓Owner/Tenant Portals: Online access for payments, requests, and statements. (Included)
- ✓Customization Options: Custom fields and reporting capabilities. (Higher Tiers)
Scorecard (Overall: 7.2 / 10.0)
Pricing
Basic
$1.00 / Per Unit/Month (Min $250/mo)
- Core accounting
- Marketing & leasing tools
- Maintenance management
- Tenant/owner portals
Limitations: Minimum monthly fee, Limited customization, Limited support channels
Plus
$1.50 / Per Unit/Month (Min $350/mo)
- All Basic features
- eSignature
- Inspections module
- Two-way texting
Limitations: Higher minimum fee
Premium
$2.00 / Per Unit/Month (Min $450/mo)
- All Plus features
- Vendor portals
- Maintenance projects module
- Enhanced customization
Limitations: Highest minimum fee
Pros
- + Strong focus on single-family rentals
- + Good customization capabilities
- + Comprehensive feature set
- + Part of the RealPage ecosystem
Cons
- - High minimum monthly fees
- - Can be complex to set up
- - Interface feels less modern than some competitors
- - Support quality can be inconsistent
Verdict
"A powerful solution for managers specializing in single-family homes, particularly those with larger portfolios that justify the minimum fees."
#6
Rent Manager
By London Computer Systems (LCS)
Highly customizable property management software available as standalone or cloud-based, suitable for complex portfolios.
Platforms & Use Cases
Platforms: Web, Windows Desktop, iOS, Android
Best For: Residential Property Management, Commercial Property Management, Mixed Portfolios, Large Scale Operations
Key Features
- ✓Powerful Accounting: Fully integrated accounting system with deep customization options. (Included)
- ✓Customization & Flexibility: Extensive user-defined fields, custom reports, and workflow automation. (Included)
- ✓Open API: Allows integration with a wide range of third-party applications. (Available)
- ✓Mobile Apps: Apps for managers (rmAppSuite Pro) and tenants (rmTenant). (Included)
- ✓Integrated Communications: VoIP phone integration, email, text messaging capabilities. (Add-on Modules)
Scorecard (Overall: 8.2 / 10.0)
Pricing
Rent Manager Online (RMO)
$1.50 / Per Unit/Month (Approx, Varies)
- Cloud access
- Core accounting
- Leasing management
- Maintenance
- Reporting
- Mobile apps
Limitations: Pricing requires quote, Can be complex
Standalone
Contact Vendor
- Full feature set installed locally
- Requires self-hosting/management
Limitations: Requires IT infrastructure, Updates may incur costs
Pros
- + Extremely customizable
- + Powerful feature set, especially accounting
- + Open API for integrations
- + Scalable for very large portfolios
- + Both cloud and standalone options
Cons
- - Steep learning curve
- - Can feel dated compared to newer UI designs
- - Pricing can be complex and less transparent
- - Requires significant setup time
Verdict
"Best suited for large, complex property management operations that require deep customization and have the resources to manage its complexity."
#5
DoorLoop
By DoorLoop, Inc.
Modern, all-in-one property management software known for its ease of use and comprehensive feature set.
Platforms & Use Cases
Platforms: Web, iOS, Android
Best For: Residential Property Management, Commercial Property Management, HOA, Affordable Housing
Key Features
- ✓Full Accounting Suite: General ledger, bank reconciliation, custom reports, check printing. (Included)
- ✓CRM & Tenant Portal: Manage leads, applications, tenant communication, online payments, and maintenance requests. (Included)
- ✓Owner Portal: Secure portal for owners to view reports and receive payments. (Included)
- ✓eSignatures: Digitally sign leases and documents. (Included)
- ✓Mobile App: Manage properties on the go. (Included)
Scorecard (Overall: 8.2 / 10.0)
Pricing
Starter
$49.00 / Monthly (Billed Annually, up to 20 units)
- Accounting
- Online payments
- Maintenance management
- Tenant portal
- CRM
Limitations: Unit limit, Basic support
Pro
$79.00 / Monthly (Billed Annually)
- All Starter features
- Owner portal
- Bank reconciliation
- User roles
- Marketing website
Limitations: Customization may be limited
Premium
$109.00 / Monthly (Billed Annually)
- All Pro features
- API access
- Gmail/Outlook add-on
- Advanced customization
- Priority support
Limitations: Higher cost
Pros
- + Very user-friendly interface
- + Comprehensive features across tiers
- + Fast customer support
- + Modern design
- + Good value proposition
Cons
- - Pricing based on units can add up
- - Relatively newer player compared to giants
- - Some niche features might be missing
Verdict
"A rapidly growing platform that excels in usability and offers a robust feature set, making it a strong contender for managers of all sizes."
#4
TenantCloud
By TenantCloud
Cloud-based solution offering a free tier and affordable paid plans, targeting independent landlords and smaller managers.
Platforms & Use Cases
Platforms: Web, iOS, Android
Best For: Residential Property Management, Small Portfolio Landlords
Key Features
- ✓Free Plan Available: Offers basic features for managing up to 75 units. (Free Tier)
- ✓Online Rent Collection: ACH payments supported, credit/debit card options available. (Included (Fees may apply))
- ✓Listing Syndication: Post vacancies to various rental listing sites. (Included)
- ✓Basic Accounting: Track income and expenses. (Included)
- ✓Communication Tools: Built-in messaging system for tenants and owners. (Included)
Scorecard (Overall: 6.8 / 10.0)
Pricing
Free
Contact Vendor
- Up to 75 units
- Online payments (fees)
- Maintenance requests
- Basic leads
- Basic accounting
Limitations: Limited units, Feature restrictions, Higher transaction fees
Starter
$15.00 / Monthly
- Up to 150 units
- Premium leads
- Listings website
- E-signature
- Lead tracking CRM
Limitations: Per-unit limits apply
Growth
$50.00 / Monthly
- Up to 500 units
- All Starter features
- Owner portal
- Property message board
- Task management
Limitations: Per-unit limits apply
Pros
- + Free plan is a major draw
- + Very affordable paid tiers
- + Good core features for small landlords
- + User-friendly interface
Cons
- - Limited features in free/lower tiers
- - Customer support can be slow
- - Accounting is less robust than competitors
- - Fewer integrations
Verdict
"Ideal for DIY landlords and those with small portfolios who prioritize affordability, especially those who can utilize the free plan effectively."
#3
Yardi Breeze
By Yardi Systems, Inc.
Simplified, cloud-based property management software from a leading industry vendor, suitable for smaller portfolios.
Platforms & Use Cases
Platforms: Web, iOS, Android
Best For: Residential Property Management, Commercial Property Management, Affordable Housing, Self Storage, HOA
Key Features
- ✓Online Marketing & Leasing: Syndicate listings, process applications, screen tenants, execute leases online. (Included)
- ✓Rent Collection: Accept online payments via tenant portal. (Included (Transaction fees may apply))
- ✓Accounting & Reporting: Manage payables/receivables, generate financial statements. (Included)
- ✓Maintenance Tracking: Log and track maintenance requests through portals. (Included)
- ✓Owner Portal: Provide owners with access to reports and property performance data. (Included)
Scorecard (Overall: 7.3 / 10.0)
Pricing
Breeze
$1.00 / Per Unit/Month (Min $100/mo Res, $200/mo Com)
- Core accounting
- Online payments
- Maintenance tracking
- Tenant & owner portals
- Basic reporting
- Marketing tools
Limitations: Simplified feature set compared to Premier, Minimum monthly fee
Breeze Premier
$2.00 / Per Unit/Month (Min $400/mo)
- All Breeze features
- Advanced accounting (job costing, corporate)
- CRM features
- Investment management
- Enhanced reporting
Limitations: Higher minimum monthly fee, More complex features
Pros
- + Clean, modern interface
- + Backed by reputable Yardi brand
- + Covers various property types
- + Scales up to Breeze Premier
Cons
- - Minimum monthly fees
- - Breeze version may lack depth for complex needs
- - Fewer integrations than some competitors
Verdict
"A solid option for smaller to mid-sized portfolios needing a user-friendly platform from an established provider, with an upgrade path available."
#2
Buildium
By RealPage Company
User-friendly property management software designed for residential properties and associations.
Platforms & Use Cases
Platforms: Web, iOS, Android
Best For: Residential Property Management, Community Associations (HOA), Affordable Housing
Key Features
- ✓Online Leasing: Manage listings, applications, tenant screening, and e-signatures for leases. (Included)
- ✓Property Accounting: Track income/expenses, manage payables, reconcile bank accounts, generate financial reports. (Included)
- ✓Communication Tools: Tenant/owner portals, email/text capabilities, and centralized communication tracking. (Included)
- ✓Analytics & Insights: Dashboards and reports to monitor portfolio performance. (Higher Tiers)
- ✓Open API: Allows for integrations with other software tools. (Premium Tier)
Scorecard (Overall: 8.2 / 10.0)
Pricing
Essential
$55.00 / Monthly (Starts at)
- Basic accounting
- Online payments (fees apply)
- Standard reports
- Maintenance requests
- Tenant communication tools
Limitations: Limited units, Excludes eLeasing, advanced analytics
Growth
$174.00 / Monthly (Starts at)
- All Essential features
- eLeasing & tenant screening
- Performance analytics
- Unlimited incoming ACH
- Live phone support
Limitations: Onboarding fees may apply
Premium
$375.00 / Monthly (Starts at)
- All Growth features
- Open API access
- Business analytics & insights
- Priority support
- Dedicated growth consultant
Limitations: Higher starting price
Pros
- + Intuitive interface
- + Good balance of features and usability
- + Strong customer support reputation
- + Scalable pricing tiers
Cons
- - Can become expensive as portfolio grows
- - Some advanced features locked behind higher tiers
- - Transaction fees for online payments in lower tiers
Verdict
"Excellent choice for small to mid-sized residential property managers seeking ease of use combined with comprehensive management tools."
View Top Ranked Software
Watch a short ad to unlock the details for the #1 ranked software.
#1
AppFolio Property Manager
By AppFolio, Inc.
Comprehensive, cloud-based solution for residential, commercial, student housing, and community associations.
Platforms & Use Cases
Platforms: Web, iOS, Android
Best For: Residential Property Management, Commercial Property Management, Community Associations (HOA), Student Housing
Key Features
- ✓Online Rent Payments: Accept ACH and credit card payments online through tenant portals. (Included)
- ✓Tenant Screening: Integrated background and credit checks. (Per Applicant Fee)
- ✓Maintenance Management: Track work orders, assign vendors, and communicate status updates. (Included)
- ✓Robust Accounting: Full general ledger, accounts payable/receivable, bank reconciliation, and financial reporting. (Included)
- ✓Owner & Tenant Portals: Secure online access for owners and tenants to view statements, make payments, and submit requests. (Included)
Scorecard (Overall: 8.2 / 10.0)
Pricing
Core
$1.40 / Per Unit/Month (Min $280/mo)
- Core accounting & reporting
- Online payments
- Maintenance tracking
- Tenant & owner portals
- Basic communication tools
Limitations: Minimum monthly fee applies, Limited customization
Plus
$3.00 / Per Unit/Month (Min $1500/mo)
- All Core features
- Advanced performance insights
- Workflow management
- Revenue management tools
- Data export capabilities
Limitations: Higher minimum monthly fee
Pros
- + All-in-one platform
- + Strong mobile apps
- + Excellent accounting features
- + Scalable for large portfolios
Cons
- - Minimum monthly fee can be high for small landlords
- - Steeper learning curve initially
- - Per-unit pricing adds up
Verdict
"A top-tier choice for medium to large property managers needing a comprehensive feature set and willing to invest in a robust system."
Final Thoughts
The property management software market offers diverse solutions catering to different portfolio sizes and needs. Leading platforms like AppFolio, Buildium, and Rent Manager provide comprehensive, albeit more expensive, features for larger operations. Mid-tier options like Yardi Breeze and DoorLoop balance usability with robust functionality, while free platforms like TurboTenant and Innago offer incredible value for independent landlords focused on core tasks. Evaluating based on specific needs, portfolio size, budget, and required feature depth is crucial for selection.